Rivarola 9-9-16.pdff117 C. 1890
CITY OF EDMONDS DAVE EARLING
MAYOR
121 5th AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • fax (425) 771-0221
www.edmondswa,gov
DEVELOPMENT SERVICES DEPARTMENT
September 9, 2016
Pedro Rivarola
345 12th Pl. N.
Edmonds, WA. 98020
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Case: # COD2016-0174
Subject property: 345 121h Pl. N., Edmonds, WA. 98020
Dear Mr. Rivarola,
The City has received a complaint regarding the renting of individual rooms in a single-family
zone (RS -12) at the subject property. Rooming or boardinghouses are only allowed in Multiple
Residential (RM) zones. It appears that the current configuration is 5 bedrooms being rented
individually and 1 other room being rented to short-term transitory guests for a total of 6
bedrooms and 6 leases/contracts. This quantity of unrelated persons in a single-family residence
would also violate the definition of "family" in the Edmonds Community Development Code
(ECDC) as follows (bold and underline added):
21.30.010 Families.
A. Family means individuals consisting of two or more persons related by genetics, adoption, or
marriage, or a group of five or fewer persons who are not related by genetics, adoption, or
marriage and none of whom are wards of the court unless such wards are related by genetics,
adoption, or marriage to all of the members of such group living in a dwelling unit.
B. The term `family" shall include:
1. State licensed adultfamily homes required to be recognized as residential use pursuant to
RCW 70.128.180;
2. State licensed foster family homes and group care facilities as defined in RCW 74.15.180,
subject to the exclusion of subsection (C) of this section;
3. Group homes for the disabled required to be accommodated as residential uses pursuant to the
Fair Housing Act amendments as the same exists or is hereafter amended.
C. The term `family" shall exclude individuals residing in ha6vay houses, crisis residential
centers as defined in RCW 74.15.020(3)0, group homes licensed for juvenile offenders, or other
facilities, whether or not licensed by the state, where individuals are incarcerated or otherwise
required to reside pursuant to court order under the supervision of paid staff and personnel.
Incorporated August 11, 1890
Sister City - Hekinan, Japan
Rivarola, 345 12"' PI, N., COD2016-0174
D. Calculation of Residents. When calculating the number of unrelated persons residing in a
single-family dwelling unit, the following rules shall apply:
L When one or more unrelated persons reside with a family whose members are related by
genetics, adoption or marriage, the total number of residents shall not eyceed ive persons
except as provided in subsection (D)(2) of this section.
2. A family unit consisting entirely ofpersons related by genetics, adoption or marriage may rent
a room to a total of two additional renters, or up to two students as apart of a recognized foreign
exchange program or similar educational, nonprofit program, or a combination of a renter and
such student to a total of two additional persons. The additional renters and/or foreign exchange
students, to a maximum of two, shall not be considered when calculating the number of unrelated
persons residing in a dwelling unit under subsection (D)(1) of this section. Three or more renters
and/or students shall be considered as unrelated individuals and all persons residing in a
dwelling unit, regardless of whether a portion of them are related by genetics, adoption or
marriage, shall be considered when determining the total unrelated persons residing at a site.
The Snohomish County Assessor records describe the property as a 3 bedroom single family
dwelling unit. If 3 additional bedrooms have been created, or any other structural or floorplan
changes have taken place, a building permit is required.
Corrective actions required:
• If you have any permit records showing that the additional bedrooms were legally
established, please provide those at your earliest convenience. If not, please make a
complete "after the fact" building permit application for the additional bedrooms and any
other floorplan or structural changes by October 14, 2016.
• The single-family house needs to function as a single-family house. It can be rented to a
single family or group meeting the definition of family under one contract/lease. It
cannot operate as a rooming/boarding house in a single-family zone, under multiple room
leases/contracts.
• Please contact me at your earliest convenience by September 22, 2016 to respond to
this letter and advise your compliance plan and schedule. If there is no response, an Order
to Correct Violation Notice would be issued. Please note that I will be out of the office
9/13 through 9/16.
Please let me know if you have any questions at 425-771-0220. Thank you in advance for your
cooperation and assistance.
Sincerely,i
Mike Thies
Code Enforcement Inspector
Mike.thies,a,edmondswa.gov
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